| PLANNING AND ZONING COMMISSION MEETING: 09/03/2025 Agenda Item 5 A |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | Daisy Marquez, Senior Planner |
| SUBJECT: | PLZC20250170 - Hold a public hearing and make a recommendation on a zone change request to Public Use District (PUB) on approximately 4.7 acres of land, known as 8890 E Fm 1518 N, more specifically known as a Bexar County Property Identification Numbers 310108 and 1061511, City of Schertz, Bexar County, Texas. |
BACKGROUND
The applicant is proposing to zone approximately 4.7 acres of land to Public Use District (PUB). The subject property is not platted and is currently a residence. The zone change applicant is accompanied by a petition for annexation. The resolution to accept the annexation petition went to City Council on August 19, 2025, and was approved. The ordinance for annexation will be heard at the October 14, 2025, City Council Meeting.
On August 21, 2025, fifteen (15) public hearing notices were mailed to the surrounding properties within a 200-foot notification boundary of the subject property. At the time of the staff report, zero (0) responses in favor, zero(0) responses neutral, and zero (0) responses in opposition were received. The applicant posted a sign on the property on Thursday, August 21, 2025. A public hearing notice will be published in the "San Antonio Express" before the City Council Meeting.
Subject Property:
Adjacent Properties:
On August 21, 2025, fifteen (15) public hearing notices were mailed to the surrounding properties within a 200-foot notification boundary of the subject property. At the time of the staff report, zero (0) responses in favor, zero(0) responses neutral, and zero (0) responses in opposition were received. The applicant posted a sign on the property on Thursday, August 21, 2025. A public hearing notice will be published in the "San Antonio Express" before the City Council Meeting.
Subject Property:
| Zoning | Land Use | |
| Existing | Not within City Limits | Residential and Undeveloped |
| Proposed | Public Use District (PUB) | Place of Worship |
Adjacent Properties:
| Zoning | Land Use | |
| North | Outside of City Limits | Undeveloped |
| South | Pre-Development District (PRE) | Residence |
| East | Agricultural District (AD) & Pre-Development District (PRE) | Residence and Agricultural |
| West | Right-of-Way | FM 1518 |
| Table 21.5.7.B Dimensional Requirements Non-Residential Zoning Districts |
||||||||||
|---|---|---|---|---|---|---|---|---|---|---|
| Minimum Lot Size Dimensions | Minimum Yard Setbacks | Miscellaneous Lot Requirements | ||||||||
| Code | Zoning District | Area Sq. Ft. | Width Ft. | Depth Ft. | Front Ft. | Rear | Side | Max Height | Max Impervious Coverage | |
| Proposed Zoning | PUB | Public Use District | 10,000 | 100 | 100 | 25 | 0 Adj. Non-Res/ 15 Adj. to Res |
0 Adj. Non-Res/ 25 Adj. to Res |
N/A | 70% |
GOAL
The proposed zone change is for approximately 4.7 acre of land to Public Use District (PUB). Per the letter of intent, the applicant is proposing a Place of Worship.
COMMUNITY BENEFIT
It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth.
SUMMARY OF RECOMMENDED ACTION
When considering zone changes, Staff uses the criteria listed in UDC Section 21.5.4.D. The criteria are listed below:
1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans
The proposed zone change to Public Use District (PUB) does implement the policies of the adopted Comprehensive Plan. The Comprehensive Plan - Future Land Use Map designates the subject property as Local Corridor. Local Corridor is intended for locally oriented commercial and entertainment along medium to high-volume collector roads. Uses in Local Corridor contain retail, small-scale mixed-use, multifamily, and residential uses that are of scale and intensity compatible with the existing residential neighborhoods. In the surrounding area, there are residential developments and rural land used for residential and agricultural. The proposed Public Use District (PUB) allows for uses that serve residential uses and the overall needs of the community.
The proposed Public Use District (PUB) and the uses allowed within the zoning district implement the policies of the Comprehensive Plan and meet the intent of the Local Corridor Land Use Designation by providing services to the local community and being compatible with the surrounding development.
2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
As part of promoting health, safety, and welfare, the proposed zone change should implement the policies of the Comprehensive Plan and follow the Unified Development Code (UDC) rules and regulations. The Comprehensive Plan stipulates that public uses are appropriate to be located within all land use categories, with consideration for appropriate screening and buffering. Article 9- Site Design Standards of the Unified Development Code is in place to ensure proper screening and buffering is in place.
A Traffic Impact Analysis Determination form was submitted with the zone change and the Engineering Department found that the peak vehicle trips of 181 would occur on Sunday, when normal traffic is light. A Traffic Impact Analysis will be required during the development process. The Engineering Department reviewed the Traffic Impact Analysis Determination Form and concluded that there would not be an adverse impact on the transportation system by the proposed zone change.
Due to the proposed zone change to Public Use District (PUB) allowing a restricted number of uses that serve the local community and Article 9 of the UDC requiring screening and buffering, the proposed zone change promotes the health, safety, and general welfare of the City.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area
The uses allowed within Public Use District (PUB), as per UDC Section 21.5.8- Permitted Use Table, consist of places of worship, governmental facilities, municipal uses, public spaces, and schools. The permitted uses are consistent and appropriate with the existing land uses within the immediate area. The Crossvine residential development is to the west of the subject property, Aviation 1518 apartments to the north, and agriculture with residences to the south and east. The proposed Public Use District would allow for a use that is compatible with the existing residential and would provide a new service within Southern Schertz.
4. Whether other factors are deemed relevant and important in the consideration of the amendment
Staff has ensured the proposed zone change has met all UDC requirements. The zone change was sent to the City of Schertz Fire, EMS, and Police Departments for their review, and they have not provided objections to the specific zone change.
1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans
The proposed zone change to Public Use District (PUB) does implement the policies of the adopted Comprehensive Plan. The Comprehensive Plan - Future Land Use Map designates the subject property as Local Corridor. Local Corridor is intended for locally oriented commercial and entertainment along medium to high-volume collector roads. Uses in Local Corridor contain retail, small-scale mixed-use, multifamily, and residential uses that are of scale and intensity compatible with the existing residential neighborhoods. In the surrounding area, there are residential developments and rural land used for residential and agricultural. The proposed Public Use District (PUB) allows for uses that serve residential uses and the overall needs of the community.
The proposed Public Use District (PUB) and the uses allowed within the zoning district implement the policies of the Comprehensive Plan and meet the intent of the Local Corridor Land Use Designation by providing services to the local community and being compatible with the surrounding development.
2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
As part of promoting health, safety, and welfare, the proposed zone change should implement the policies of the Comprehensive Plan and follow the Unified Development Code (UDC) rules and regulations. The Comprehensive Plan stipulates that public uses are appropriate to be located within all land use categories, with consideration for appropriate screening and buffering. Article 9- Site Design Standards of the Unified Development Code is in place to ensure proper screening and buffering is in place.
A Traffic Impact Analysis Determination form was submitted with the zone change and the Engineering Department found that the peak vehicle trips of 181 would occur on Sunday, when normal traffic is light. A Traffic Impact Analysis will be required during the development process. The Engineering Department reviewed the Traffic Impact Analysis Determination Form and concluded that there would not be an adverse impact on the transportation system by the proposed zone change.
Due to the proposed zone change to Public Use District (PUB) allowing a restricted number of uses that serve the local community and Article 9 of the UDC requiring screening and buffering, the proposed zone change promotes the health, safety, and general welfare of the City.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area
The uses allowed within Public Use District (PUB), as per UDC Section 21.5.8- Permitted Use Table, consist of places of worship, governmental facilities, municipal uses, public spaces, and schools. The permitted uses are consistent and appropriate with the existing land uses within the immediate area. The Crossvine residential development is to the west of the subject property, Aviation 1518 apartments to the north, and agriculture with residences to the south and east. The proposed Public Use District would allow for a use that is compatible with the existing residential and would provide a new service within Southern Schertz.
4. Whether other factors are deemed relevant and important in the consideration of the amendment
Staff has ensured the proposed zone change has met all UDC requirements. The zone change was sent to the City of Schertz Fire, EMS, and Police Departments for their review, and they have not provided objections to the specific zone change.
RECOMMENDATION
Due to the proposed zone change to Public Use District (PUB) being compatible with the Comprehensive Land Use Plan- Future Land Use Map and the existing uses in the immediate area, Staff recommends approval of PLZC20250170.